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Min - Planning and Zoning Commission - 1993 - 02/03 - Workshop�'" ALLEN PLANNING & ZONING COMMISSION �`jq WORKSHOP MEETING FEBRUARY 3, 1993 I"Y WY�1�1 VA�1�la Commission Members Present: John Garcia, Chairman Harold Biggs, Vice -Chairman Kenneth Fulk, Secretary Douglas Gallagher Jeffery Kelley Steve Allen Noel Crume Commission Members Absent: City Staff Present: Bill Petty, Director of Community Development Tom Keener, Development Coordinator Sally Leeper, Secretary Rhoda Savage, Director of Parks and Recreation CALL TO ORDER AND ANNOUNCE A QUORUM: With a quorum of the Commissioners present, the Allen Planning & Zoning Com- mission was called to order at 7:10 p.m. by Chairman Garcia at the Allen Municipal Annex, City Council Chambers, One Butler Circle, Allen, Texas. WORKSHOP - TWIN CREEKS Chairman Garcia advised the Commission that Mr. Bill Frazer, Collin County Public Works, will be making a presentation on the Rowlett Creek Interjurisdic- tional Watershed Management Program, and Rhoda Savage, Director of Parks and Recreation, will be presenting the Park Board recommendation on the current zoning case. Bill Frazer Mr. Frazer presented a number of slides depicting the linear greenbelt plans for Collin County. He discussed the possible funding through the State's Transpor- tation Enhancement Funds of the ISTEA program. Mr. Bruce Smith, Arvida, questioned whether the county had participated in any park projects in Allen. Mr. Frazer cited a number of projects outside of Allen in which the county had participated, but none in Allen. PLANNING & ZONING COMMISSION FEBRUARY 3, 1993 PAGE 3 There was discussion as to whether the transportation enhancement funds were available for projects other than transportation enhancement. Mr. Frazer stated that $180,000,000 is available statewide for the entire 9 -year program for trans- portation enhancements. Mr. Bruce Smith, Arvida, discussed the fact that the trails have been treated in a variety of ways in different cities. From the presentation, there does not seem to be a distinct method of treating the trails. Commissioner Garcia questioned the treatment of other golf courses along the trail system, and Mr. Frazer stated that the City of Plano is releasing existing ease- ments within the golf course to facilitate the trail system around the course because of the liability issue. Mr. Frazer stated that the possibility of having the course located on only one side of the creek would allow the trails to be developed on the other side of the creek. This would allow an approximate 100 -foot separa- tion between the golf course and the trail system, and would be the ideal design. Mr. Frazer stated that the county's major concern is that the Rowlett Creek area be available to the public. He considers the desirable plan to be one that main- tains the trail along the creek rather than moving it away from the creek. Mr. Smith stated that there will be a connection between Rowlett Creek and Watters Creek by means of a meandering sidewalk along Exchange Parkway. 9 Mr. Ferrara added that he felt the paths that are designed to meander along the major thoroughfares would constitute a major contribution to the entire trail system. Park Board Recommendation Ms. Savage presented the recommendation of the Park Board. She stated that Commissioners Crume, Kelley and Gallagher were present at Monday's Park Board meeting. The Board considered the proponent's request with reference to the City's planning documents such as the Comprehensive Plan, Park Dedication Ordinance, etc. Ms. Savage presented a summary of the citizen comments from this meeting. The text of the Park Board recommendation is as follows: By consensus, the Board seeks consideration of the following in the approved zoning: 1. P.D. 38: Zoning of a 10 acre park site (CF) to be dedicated to the City for neighborhood park development. The proposed site is already zoned CF and there is no change in the proposed zoning. 2. Green Tract: Zoning of a 10 acre park site (CF) adjacent to the existing school site for a neighborhood park. The proposal includes a school/park/fire station site, PLANNING 6 ZONING COMMISSION FEBRUARY 3, 1993 PAGE 3 but the amount of land proposed for park develop- ment is too small. Ten acres is the ideal size for neighborhood park development. 3. "Twin Creeks": Zoning of three park sites (CF) (minimize size 10 acres) to be dedicated to the City for neighbor- hood park development. Three parks are includ- ed in the City Comprehensive Plan for park devel- opment. Request zoning of a 50-75 acre park site (CF) to be dedicated to the City for Community Park de- velopment. This park is included in the City Comprehensive Plan for park development. All public park sites requested are in compliance with the City's Compre- hensive Plan. The golf course development is considered an asset, however its develop- ment does not eliminate the need for other types of public recreation facilities. Therefore, the need for public neighborhood, community and linear parks still exists and can be partially satisfied through zoning. Ms. Savage added that she is requesting that the trail system be routed through Rowlett Creek and along the inside of the creek with the golf course along the outside of the creek. Commissioner Fulk questioned whether the Park Board had an opinion on location of the trails and golf course, and she stated that the desire of the Board was that the trail system be publicly available. Mr. Lonnie Thomas, Park Board, stated that the Board recognized that the proposal has changed, and they were attempting to maintain access to Rowlett Creek. Mr. Smith stated that they are still studying the possibility of access from McDermott to the "V" of the creeks. He stated that they are interested in discussing the construction of a lake within the Community Park area of the "V" that would be utilized for irrigation of the golf course and also to be used by the Parks Department. This 33 acres in the "V" would be open for public access; however, they have not considered dedication of the land to the City. They are concerned that if the land is dedicated to the City, maintenance will be limited to mowing twice a year. He stated that they plan to actively pursue the maintenance of the area. L Mr. Smith questioned the recommendation regarding the Green tract. He under- stood that the dedication of the school, park, and fire station was a combination dedication by the Twin Creeks property and Mr. Green. This 15 acres of dedica- tion was to allow 10 acres for the school, 2 acres for the fire station, and 3 acres for the park. PLANNING & ZONING COMMISSION FEBRUARY 3, 1993 PAGE 4 Mr. Smith suggested that it appears they are receiving no credit for the private parks or for the golf course. He stated that they are not willing to construct the private parks and then be required to dedicate additional neighborhood parkland. He added that their proposed development will he far superior to anything the City would be able to construct or maintain. Mr. Smith suggested that the proponent would be constructing the parks early in development; they are providing the linear park connection, some trails would be constructed around the golf course for liability reasons, and the community facilities are for all city residents. He added that the golf course should be considered a community recreation area. He added that they feel they should be receiving some credit for the golf course and the private neighborhood parks. They are willing to design the trail system through the creek and work with the City on the development of the 33 acres in the "V" of the twin creeks. Commissioner Crume questioned whether the developer would be willing to provide easements to the City on the private neighborhood parks. He wants to be assured that the private neighborhood park would always remain accessible. Mr. Sean Randall stated that this land would be deed restricted and this would satisfy this question. Commissioner Crum asked where the City neighborhood parks would be built if the developer had already constructed the private neigh- borhood parks. Ms. Savage stated that there is a 43 -acre requirement for dedication in the Twin Creeks land. The Park Board did not indicate a willing- ness to accept the private areas as part of this dedication. Mr. Ferrara stated that the trails up Watters Branch connect the park areas, which then become a single park, and Ms. Savage stated that she felt these are all individual, substandard park sites. Mr. Smith indicated that the proposed private parks exceed 30 acres of land. He added that if they are required to dedicate additional park land, they will have to eliminate the development of the proposed private parks. Ile stated that they are willing to work on the community park, but feel the golf course will benefit the City of Allen, and they should receive credit for it. They are making an effort on the trail system. Mr. Ferrara questioned Ms. Savage as to the reason Mr. Green is being asked for a 10 -acre park site when the Comprehensive Plan indicated that a park adjacent to a school would be appropriate at 5 acres. She stated that the Board feels that 10 is the ideal acreage, and 5 is minimal. Commissioner Gallagher asked Chief Gentry what use would be made of the additional acre on the fire station site. He stated it would be used for classroom space. Mr Jim Kerr, A1SU representative, stated that the School Board has not voted on the site at this time. He anticipates that this site will be approved at their next meeting. PLANNING 1, ZONING COMMISSION FEBRUARY 3, 1993 PAGE 5 Mr Randall discussed the number of acres being proposed for parks as follows Watters Branch: 11.8 acres high and dry reserved under existing zoning, and 51.1 acres of flood plain; There is 15.6 acres reserved under existing zoning, all in the flood plain; 3.8 acres of this was dedicated through Raintree Estates. Whisenant Tract: 10 acres outside flood plain is proposed for dedication and the same 10 acres is reserved under existing zoning. There is no change in this tract. Green/Twin Creeks Tract: 3.6 acres outside the floodplain in the proposed zoning; 3.6 acres under existing zoning. 15.6 acres to be dedicated for the combination school, fire station and park (3.6 acres). Ridgeview Area: 7.6 acres of trees outside the floodplain is reserved; 33.3 acres inside the floodplain is reserved; Additional Proposal: 28.3 acres are included in the east recreation facility - private; 11. 1 acres are included in the west recreation facility - private. Public access is provided in the Twin Creeks trail system with approximately 33 acres in the floodplain. Rowlett Corridor: Approximately 183 acres is reserved in the Rowlett Corridor; however, proposal includes 185 acres of privately owned golf course. Chairman Garcia referred to the Comprehensive Plan and questioned Ms. Savage as to total acres that are required to be dedicated under existing ordinances today. She stated that parkland dedication requirements are: 43 acres in Twin Creeks, 6.2 acres in the Green tract, and an uncertain number on the Whisenant tract. Commissioner Crume stated that the Park Board did not recommend specific locations for the parks. Commissioner Gallagher asked how the community park could be satisfied? Mr. Smith stated that the 33 plus acres in the "V" of the creeks is intended to be the location of the community park. Commissioner Gallagher discussed the fact that the Comprehensive Plan indicates a need for 57 acres, and the proposal is for 33 acres. Mr. Smith suggested that they are requesting credit for the golf course. Commissioner Kelley stated that the Comprehensive Plan indicates that the golf course is not to be included in park dedication requirements. Ms. Marcia Diamond PLANNING & ZONING COMMISSION FEBRUARY 3, 1993 PAGE 8 stated that the Park Ordinance discusses the need for a golf course. There is no land under existing zoning outside the floodplain for a community park. Mr. Smith stated that 4-5 acres of the 33 acres proposed for the community park are outside the floodplain. Commissioner Gallagher stated that he does not feel the 33 acres satisfies the need for a community park. Commissioner Crume noted that there is nothing that states that the land has to be dedicated to the City. Mr. Keener stated that in lieu of fees, they can dedicate land for neighborhood parks. The funding of Bethany Lakes, Allen's special use park, was discussed. The State granted funds amounting to $750,000 and the City paid $750,000. Mr. Smith questioned the reason the City wants to own all the floodplain, and be responsible for mowing and taxes. Ms. Savage stated the City requests this as a natural amenity to the City. Commissioner Kelley questioned the difference between a special use park and a community park. Ms. Savage stated that a special use park is more regional in nature, possibly drawing people from outside the city. There are normally no ballfields in a special use park, and they are usually of a passive design. A municipal golf course would be considered a special use park. There is an 18 -acre site designed for dedication as a community park in the Utal zoning tract. This 18 acres is outside the flood plain. Mr. Smith stated that the proposal for a bike and bike trail along the golf course would include a public access easement, and the trail would be constructed by the City. Ms. Savage stated that neighborhood parks should be outside the floodplain; however, community parks can be a combination of high and dry land and flood- plain. Commissioner Crume asked how public access could be assured within the devel- opment, and Mr. Petty stated that this would be done at the time of platting. The Subdivision Ordinance requires at the time of platting, the floodplain be made accessible through a public easement. Mr. Smith stated that the private parks will be dedicated to the homeowner's association. He questioned why a public easement will be needed on the private parks. Commissioner Crume stated he desired public access be provided in case the developer and homeowner's association should at some time file bankruptcy. Commissioner Allen questioned when the City would develop the park land if it is dedicated to the City. Ms. Savage stated that there are $500,000 of bond funds available for park development. PLANNING 6 ZONING COMMISSION FEBRUARY 3, 1993 PAGE 7 i Mr. Smith stated that the multi -family residents will not have access to the private facilities. Commissioner Kelley suggested that the $1.5M to be invested in the development of the parks by the proponent should receive some credit. Commissioner Gallagher discussed the school sites as being made available for future purchase by the school district. The school would be purchasing this land at market value. Mr. Smith stated that proponent will be considering the addition of parkland on the Green/Twin Creeks site, but not a full 10 acres. Adjourn: MOTION: Upon a motion by Commissioner Crume and a second by Commissioner Biggs, the Commission voted 7 FOR and 0 OPPOSED to adjourn the February 3, 1993, meeting of the Planning & Zoning Commission at 10:10 P.M. These minutes approved this day of , 1993. dehx-Garcia, Cha an Kenneth FjIlk, Secretary A4� —45`!7 1'